Finally the sale completed on my house in Neath last June but our buyer keeps e-mailing me to moan that her lawyer needs to hear from mysolicitor. What are the post completion sale legalities now that I have sold?

Following your disposal your conveyancer is obliged to deliver the transfer deeds and all of the paperwork to the purchaser's solicitors. Depending on the transaction, your solicitor must also send confirmation that the home loan has been redeemed to the purchasers conveyancers. There are no post completion requirements unique to conveyancing in Neath.

Is there a list of Clydesdale panel conveyancers in Neath on the Building Society Association’s Website?

Unfortunately not yet. There is no such directory service on the Council of Mortgage Lenders or Building Society Association sites. A small selection of lenders make their panel listings visible over the internet. If you are seeking to appoint a Neath solicitor on the Clydesdale please use our facility.

We previously selected solicitors with offices in Neath on the Santander solicitor panel. They have just invoiced me a further amount for dealing with the Santander mortgage. Is this a supplemental conveyancing fee set by Santander?

Provided it is contained in their Terms and Conditions or estimate then yes your conveyancing practitioner can charge a fee for this. The fee is not dictated by Santander but by your Neath lawyer. Some firms on the Santander panel will quote an ‘acting for lender’ fee but many firms include it on their overall fee.

I was told three weeks ago that my mortgage has been agreed to by Bank of Ireland. Is it usual for Bank of Ireland to only issue the offer once my solicitor in Neath is approved on their conveyancing panel? Bank of Ireland have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.

Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Bank of Ireland to deal with your lawyer's application to be on the Bank of Ireland conveyancing panel. There's no guarantee that your solicitor will be accepted.

I have been told that property searches are the primary reason for stalling in Neath conveyancing transactions. Is this right?

The Council of Property Search Organisations (CoPSO) published findings of research by MoveWithUs that conveyancing searches do not figure amongst the most frequent causes of hindrances during the legal transfer of property. Local searches are not likely to feature in any slowing down conveyancing in Neath.

I am thinking of appointing a conveyancing practitioner in Neath for my purchase. Is it possible to check a firm’s record with the legal regulator?

One may read published Solicitor Regulator Association (SRA) determinations arising from investigations commenced on or after 1 January 2008. Go to Check a solicitor's record. To find details about the period before 1 January 2008, or to check a solicitors record, ring 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, dial +44 (0)121 329 6800. The regulator could recorded call for training purposes.

In relation to leasehold conveyancing in Neath what are the most frequent lease problems?

Leasehold conveyancing in Neath is not unique. All leases are drafted differently and drafting errors can result in certain provisions are wrong. For example, if your lease is missing any of the following, it could be defective:

Repairing obligations to or maintain parts of the building

You will have difficulties when selling your property if you have a defective lease primarily because it impacts on the ability to obtain a mortgage on the property. Lloyds TSB Bank, Leeds Building Society, and Britannia all have express requirements when it comes to what is expected in a lease. If a mortgage lender believes that the lease is defective they may refuse to grant the mortgage, forcing the purchaser to pull out.

I bought a basement flat in Neath, conveyancing was carried out May 2000. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Comparable properties in Neath with over 90 years remaining are worth £227,000. The average or mid-range amount of ground rent is £50 invoiced annually. The lease terminates on 21st October 2097

With 72 years remaining on your lease we estimate the price of your lease extension to range between £9,500 and £11,000 plus legals.

The figure that we have given is a general guide to costs for extending a lease, but we are not able to provide the actual costs in the absence of comprehensive due diligence. Do not use this information in tribunal or court proceedings. There are no doubt other issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before seeking the advice of a professional.